My partner and I are planning to acquire a flat in Herne Hill and are in fact using a Herne Hill conveyancing practice. Within the last couple of days our conveyancer has sent a preliminary report and documents to look through with the expectation that exchange is imminent. The Royal Bank of Scotland have this evening contacted us to advise us that there is now an issue as our Herne Hill lawyer is not on their conveyancing panel. Is this a problem?
If you are buying a property with the assistance of a mortgage it is normal for the purchasers' solicitors to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel and you may continue to use your own Herne Hill solicitors, in which case your legal fees may increase, and it may delay matters as you are adding another lawyer into the mix.
After reading moneysavingexpert.com for a conveyancing lawyer in Herne Hill, most post that I should use a CQS accredited solicitor. What is CQS?
Herne Hill Conveyancing Quality Scheme solicitors have achieved certification under the Law Society's Scheme (CQS) The Law Society introduced CQS to establish evidence of quality standards in the home moving process. CQS helps consumers to identify practices who provide a quality residential conveyancing. Herne Hill is one of the many areas in England and Wales in which accredited firms are located. The scheme obliges law firms to undergo a strict assessment, compulsory training, self-reporting, spot checks and yearly assessments in order to maintain CQS status. It is open only to members of the Law Society who meet the demanding standards set by the scheme and has the support of the Building Societies Association.
What can a local search tell me concerning the house I am purchasing in Herne Hill?
Herne Hill conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search organisations for instance PSG The local search plays an important role in most Herne Hill conveyancing purchase; as long as you don’t want any unpleasant surprises after you move into your new home. The search should provide information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic headings.
I am buying a new build flat in Herne Hill. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Herne Hill
Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? There must be mutual enforceability of lessee’s covenants. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please confirm the Lease plans are surveyor prepared.
Given that I will soon spend hundreds of thousands of pounds on a house in Herne Hill I would like to talk to a conveyancer about myhouse move prior to instructing the firm. Can this be arranged?
We could not agree more - it is our preference to talk to you we do not take any clients on without you speaking to the conveyancer who will be conducting your conveyancing in Herne Hill.There is no ‘factory style conveyancing’ - every client is an important person, not a case number. The solicitors that we put you in touch with believe that the figure you are provided with for residential conveyancing in Herne Hill should be the amount on the final invoice that you are charged.
We're novice buyers - agreed a price, but the property agent advised that the owners will only proceed if we use their preferred solicitors as they are insisting on an ‘expedited deal’. We would rather use a family solicitor with experience of conveyancing in Herne Hill
It is improbable the sellers are behind this. Should the owner want ‘a quick sale', alienating a genuine buyer is counter productive. Avoid the agents and go straight to the sellers and make sure they understand (a)you are genuine purchasers (b)you are ready to progress, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)however you will continue to appoint your own,trusted Herne Hill conveyancing firm - not the ones that will provide their negotiator at the agency a referral fee or achieve conveyancing thresholds pre-set by head office.